Jonathan Stobbs & Kieron Shepherd

Property Developers Playbook

A How To , Education and Business podcast

About the show

Property Developers Playbook is your go-to podcast to the world of property development and investment. Hosted by Jonathan Stobbs and Kieron Shepherd, who both have experience as developers and as main contractors, this podcast dives into the strategies, challenges, and rewards of real estate development.  Whether you're a contractor looking to transition into development or an investor looking to scale, each episode provides actionable insights, dos and don’ts, and first-hand experiences from those on the ground. Join us as we interview top developers, tackle common pitfalls, explore innovative solutions, and discuss the mindset required to thrive in property development. Property Developer’s Playbook is more than just advice; it’s a blueprint for unlocking your potential in property development. Tune in to start building your knowledge, confidence, and your success.

Newest episodes

77: Evolving From Flips & BRRR to Developments: Bigger Profits, Smarter Taxes

Nov 9, 2026 29 min

In this re-released episode, Jonathan and Kieron look at the transition from flipping properties to engaging in larger-scale developments. They discuss the potential for greater profits, smarter tax strategies, and the overall benefits of development compared to traditional methods like flipping and BRRR (Buy, Refurbish, Rent, Refinance). The duo shares insights from their recent projects, including design reviews and site visits, while emphasising the importance of building a strong team and understanding the development process. KEY TAKEAWAYS While flips and BRRR are effective strategies for generating income and building portfolios, development offers greater profit potential, smarter tax advantages, and the ability to create an instant portfolio through multiple units. Development projects can benefit from lower VAT rates (0% for new builds and 5% for conversions) and preferential stamp duty rates for commercial properties, which can significantly enhance profit margins compared to residential flips and BRRR strategies. Engaging in development allows for economies of scale, where fixed costs such as professional fees and construction expenses can be spread across multiple units, reducing overall risk and increasing profitability. Success in property development relies heavily on assembling a competent team, including architects, planning consultants, and contractors. Building relationships with these professionals early in the process can facilitate smoother project execution. Continuous learning and seeking mentorship are crucial for navigating the complexities of property development. Engaging with experienced developers and participating in supportive communities can help avoid costly mistakes and accelerate growth in the field. BEST MOMENTS "Development often provides a bigger opportunity, stronger returns, smarter tax advantages. But ultimately, people do flips to make money; development allows you to do that from the very outset and build communit...

76: The UK Budget Breakdown: Impact to Businesses, Developers and Everything Else

Nov 2, 2026 39 min

In this episode of the Property Developers Playbook, Jonathan and Kieron unpack the details of the latest UK Budget and explore what it means for property developers, landlords, and business owners. From increases in the National Living Wage to the implications on Employer's National Insurance contributions, they discuss how these measures will impact construction costs and the broader property market. KEY TAKEAWAYS Headline: no rise in income tax, NI or VAT rates, but landlords and savers pay for it. Business Asset Disposal Relief lifetime limit cut from £1m to £500k; special rules for deals signed but not completed before the date Corporation tax held at 25% main rate, 19% small profits rate Property income tax rates go to 24% / 44% / 49% in England, Savings income tax goes to 24% / 44% / 49% (UK-wide) Cash ISA limit kept at £20k for over-18s BNG exemption for residential brownfield sites up to 1.5ha PlanAssist AI planning tool for every council to go live by end of April 2027 Your First Home: 20% equity loan, 2.5% deposit, developer fee, cap on earnings and properties that qualify. YOUTUBE CHANNEL https://www.youtube.com/@propertydevelopersiq ⁠⁠HOST BIOS Jonathan is a property developer and entrepreneur with a background in finance and construction. Originally from South Africa, he holds degrees in Accounting and Auditing and relocated to England in 2003. He gained financial and operational experience at firms such as RSM, Prudential, and Baker Tilly before transitioning into property. Since 2014, Jonathan has managed major commercial-to-residential conversions and new build developments, particularly across the South West. His analytical mindset and on-the-ground experience help listeners navigate the property world with confidence. Kieron is a construction expert and entrepreneur with over 20 years of industry experience. Starting as a mason, he went on to found Shepherd Construction in 2012, delivering projects across both the public and...

75: Harnessing AI in Property Development with Cristina Axford

Oct 26, 2026 31 min

Jonathan and Kieron provide a comprehensive update on the integration of Artificial Intelligence within property development, featuring expert guest Cristina Axford. They detail her journey from developing 360-degree virtual tour software for estate agents to building a robust suite of AI tools designed to streamline the entire property lifecycle. The discussion covers the specific challenges of finding the right AI applications, the strategic value of embracing AI for efficiency, and the realities of building bespoke software for the property sector. KEY TAKEAWAYS Virtual Tours and AI Integration: Cristina's platform, 360 Gurus, utilises specialised 360-degree cameras to capture immersive property tours and automatically generates accurate 2D floor plans using AI, significantly streamlining the onboarding process for estate agents. A Suite of Specialised AI Agents: Beyond virtual tours, Cristina has developed a suite of AI agents tailored for property professionals, including 'Leo' for social media management, 'Ella' for administrative tasks and networking research, 'Lara' for LinkedIn lead generation, and a legal AI for contract review. Overcoming AI Scepticism: While some view AI with hesitation, particularly regarding job security, the hosts and guests emphasise that AI functions as a tool to enhance human efficiency and manage administrative burdens, not as a replacement for human connection or expertise. The Importance of Networking: Highlighting the crucial role of relationship building in property development, Cristina discusses her involvement with 'Hard Hats to Heels', a networking group dedicated to supporting women in the construction and property industries across the South West. BEST MOMENTS "It's just making people's workday more effective. You know, in our specific use case in Gurus, you've got this AI booking agent, and it just saves time, it's as simple as that." "I think learning, being able to learn it... I did see an AI school tha...

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All episodes

77: Evolving From Flips & BRRR to Developments: Bigger Profits, Smarter Taxes

Nov 9, 2026 29 min

76: The UK Budget Breakdown: Impact to Businesses, Developers and Everything Else

Nov 2, 2026 39 min

75: Harnessing AI in Property Development with Cristina Axford

Oct 26, 2026 31 min

74: The Reality of Large-Scale Development: A Two-Year Acquisition

Oct 18, 2026 22 min

Jonathan and Kieron provide a comprehensive project update on their latest major development: Luxstowe House in Liskeard. They detail the acquisition and planning journey behind transforming this 1831 Grade II listed building—which has historical ties to the founders of Barclays Bank—into a 34-apartment residential complex. The discussion covers the specific challenges of listed building planning applications, the strategic value of hosting community open days to dispel local rumors, and the long-term realities of property development timelines. KEY TAKEAWAYS Historical Significance: Luxstowe House is an 1831 Grade II listed manor that served as a World War II staging base, an Italian POW camp, and council chambers before being acquired for residential conversion. Navigating Planning Constraints: The team initially considered Class MA permitted development rights, but the building's listed status and the positioning of a 1980s extension on the same curtilage necessitated a full planning application. Project Scope and Phasing: The development is strategically split into two phases: an initial soft strip and conversion of the modern extension into 22 apartments, followed by the conversion of the historic manor house into 12 apartments. Community Engagement: Hosting a site open day allowed the developers to address wild local rumors, showcase their architectural plans directly to neighbors, and build vital community support for the project. Development Timelines: Property development is a long-term commitment; acquiring the Luxstowe site, navigating the pre-application process, and submitting the full planning application took nearly two years of continuous effort. BEST MOMENTS "It's definitely not get rich quick. It's not something that you're going to get a development that's going to pay you out in 90 days or something like that." "Didn't you tell me he's one of the forerunners of Barclays? ... That's quite cool, knowing that." "Once you put yo...

73: Navigating The Various Methods of Construction - REVISITED

Oct 11, 2026 43 min

This week, we revisit one of our older episodes that you may have missed! Jonathan and Kieron unmask the various methods of construction used in property development. They discuss the pros and cons of traditional brick and block construction, highlighting its reliability and buyer perception, while also exploring the growing popularity of timber frame and modular construction methods. They cover essential factors such as cost, timeframes, and the impact of weather on construction processes. ⁠ KEY TAKEAWAYS Choosing the right method of construction is crucial in property development, as it impacts cost, timeframe, saleability, and overall project viability. Common methods include traditional brick and block, timber frame, and modular construction. Brick and block construction is seen as traditional and reliable, offering solid structures with minimal movement. However, it is weather-dependent and can be slower compared to other methods like timber frame. Timber frame construction is gaining popularity due to its speed and efficiency. It allows for quick assembly and can be pre-fabricated in a dry environment, but it requires careful management to avoid issues with moisture and twisting. Effective logistics and site management are essential for successful construction projects. This includes ensuring materials are delivered on time, managing labour effectively, and preparing the site for equipment like cranes. Newer methods such as structural insulated panels (SIPs) and modular construction are being explored for their efficiency and performance. However, they come with their own challenges, including higher costs and the need for careful design and engineering to ensure successful implementation. BEST MOMENTS "The construction method obviously affects a lot of factors: cost, timeframe, finance, and saleability as well." "I think lenders prefer traditional brick and block because it's kind of standard; it's what people expect." "Timber frame seems like t...

72: Labour’s "Your First Home" Scheme: What It Means for Property Developers

Oct 4, 2026 19 min

In this episode, Jonathan and Kieron discuss the latest housing market announcements from the Labour conference, specifically focusing on the new "Your First Home" scheme for first-time buyers. Before analyzing the policy, they share progress updates on their Saltash development and recap a recent open day at Luxor House in Liskeard, where they proactively engaged with the local community and hosted a live training exercise for the fire department. They then break down the mechanics of the proposed 2.5% deposit and 20% government equity loan, exploring how this Help to Buy successor could stimulate buyer demand and support SME developers building entry-level housing. KEY TAKEAWAYS Control the Narrative: Hosting public open days allows developers to set their own narrative straight from day one, building relationships with neighbors rather than allowing locals to rely on speculation and make-believe stories. Support Local Services: Offering vacant development sites to local fire crews for training is an excellent, practical way to give back to the community and support emergency responders. "Your First Home" Mechanics: The newly proposed scheme targets first-time buyers by allowing a low 2.5% deposit, supplemented by a 20% government-backed equity loan that functions very similarly to the previous Help to Buy initiative. Boost for Entry-Level Housing: A government-backed scheme like this will heavily assist developers building for the entry-level market, helping buyers with average salaries successfully cross the finish line to property ownership. Planning Friction: While stimulating buyer demand is helpful, the government must also focus on making the planning process easier and faster to properly incentivize developers to build the necessary volume of homes. BEST MOMENTS "No, I think that's a good lesson there for people is is be proactive. Um and don't be afraid of meeting the neighbors." "You don't want to be on the back foot and you don'...

71: How To Manage These Problems Every Developer Will Face: Cost, Contract & Neighbour Disputes

Sep 27, 2026 36 min

In this Q&A episode, Jonathan and Kieron answer key listener questions covering the core business of property development. They break down how to properly budget for contingencies, how to navigate party walls and neighbour relations as critical project stakeholders, and the mechanics of holding back retentions under JCT contracts. KEY TAKEAWAYS Maintain a 10% Contingency: While 5% contingency allowances used to be standard, modern lenders and developers should aim for a 10% reserve budget to absorb unforeseen site risks and material cost changes. Proactively Manage Neighbors: Treat neighbours as essential project stakeholders by introducing yourself early, providing dedicated contact details, and clearly communicating boundary or service work to avoid costly disputes. Understand JCT Retentions: Holding back a 3% to 5% retention fee (releasing half at practical completion and the remainder after 6–12 months) ensures contractors complete snagging and rectification work. Align Exit Strategy with Tax Structure: Whether you hold a build-to-rent portfolio in an SPV or sell to build up a cash pot, always work with a property-specialist accountant to protect VAT recovery and minimize tax friction. Establish Clear Scope of Works: Prevent disputes between trades or consultants by creating a clear responsibility matrix, holding trade crossover meetings, and owning mistakes directly when issues arise. BEST MOMENTS "Everyone always spends more than they think they're going to. It's just the nature of the beast." "Build that relationship... neighbours are a hidden stakeholder. They care, and they can be quite loud if things aren't going their way." "If you want to build out a good, strong relationship with your main contractor, be open with those sort of things and be forthcoming—don't wait for them to ask." "At this level, you want to specialise. You don't just want general advice... you want a property tax specialist." "If you have cocked up somewhere or made a...

70: Recycled Aggregates & Regs: How Developers Can Reduce Landfill and Save Cash

Sep 20, 2026 25 min

In this episode, Jonathan and Kieron dive deep into the often-overlooked world of property development waste management. Highlighting the surprising statistics around construction waste in the UK, where the sector accounts for over 60% of total waste generated, Jonathan and Kieron explore practical strategies for reducing landfill reliance, lowering project costs, and maintaining regulatory compliance. KEY TAKEAWAYS Construction Drives the UK Waste Stream: Construction, demolition, and excavation generate approximately 62% of all UK waste and contribute over 30% of total waste sent to landfills. Segregation Saves Money: Separating light packaging, cardboard, and plastics prevents filling expensive skips with empty voids, significantly lowering disposal costs. Compliance is Non-Negotiable: Moving waste off-site requires a registered Waste Carrier License and signed Waste Transfer Notes to maintain proper duty-of-care records. Crushed Aggregates Require Notification: Repurposing crushed concrete or importing recycled aggregates can halve material costs, but you must notify the Environment Agency to legally reclassify the material from "waste" to a structural product. Beware of "As Dug" Topsoil: Purchasing unscreened "as dug" soil carries major risks, including dormant Japanese knotweed or hidden contaminants, making soil certification and testing critical before bringing material on-site. BEST MOMENTS "If you can manage your waste correctly, it's good for the environment, it's good for all of us, but also it saves pennies. You can save money." "You're borrowing money from a bank to then throw it in the bin. It seems mad!" "If we run a job very lean and very tight on the waste side, we can probably regain ourselves about another 5% to 10%." "Until we notify the Environment Agency that we're using that as a product... it is still waste. So make sure you're doing the paperwork." "Reuse, reduce, and recycle—they're the main things, and it all saves money." ...

69: The Property Handover: The Importance of O&M Manuals

Sep 13, 2026 18 min

In this episode, Jonathan and Kieron detail the property handover process, focusing on the creation and management of Operations and Maintenance (O&M) manuals. They outline the critical documentation developers must provide to buyers to ensure long-term building health, compliance, and ease of maintenance. KEY TAKEAWAYS The Purpose of O&M Manuals: Main contractors are contractually obligated to provide developers with an O&M manual that explains exactly how a building was constructed. Required Documentation: A complete manual must contain building control plans, fire procedures, mechanical and electrical (M&E) layouts, and Energy Performance Certificates (EPCs). Material and Maintenance Data: Developers need to include data sheets detailing how to clean and maintain specific products, alongside records of the exact paint colors and flooring materials used. BEST MOMENTS "As a developer typically... you've got a main contractor who's doing all the work, they would give you the O&M manual of how they've built the building." "Every product you put or purchase should have a data sheet... and within the data sheet it should tell you how to maintain it." "If you're doing a conversion... an O&M folder is brilliant because you know exactly how that building was made up, where they've cut windows in, where there's steels." "Don't leave it till the last minute, I think that's one of our key messages." YOUTUBE CHANNEL ⁠⁠⁠https://www.youtube.com/@propertydevelopersiq⁠⁠ HOST BIOS Jonathan is a property developer and entrepreneur with a background in finance and construction. Originally from South Africa, he holds degrees in Accounting and Auditing and relocated to England in 2003. He gained financial and operational experience at firms such as RSM, Prudential, and Baker Tilly before transitioning into property. Since 2014, Jonathan has managed major commercial-to-residential conversions and new build developments, particularly across the South West. His analytic...

68: The Cowboy Builder Crackdown – Good Idea or More Red Tape?

Sep 6, 2026 32 min

Jonathan and Kieron dissect the Prime Minister's pledge to combat "cowboy builders" and the proposed government-run escrow portal designed to protect £10 billion in lost industry funds. Instead of relying on slow bureaucratic systems, they outline practical ways to use JCT contracts and independent surveyors to securely manage project capital and protect both contractors and clients. KEY TAKEAWAYS Redefining the Problem: The industry term "cowboy builder" often masks the reality of deliberate fraud. The property sector suffers equally from deceptive contractors and rogue clients intentionally withholding payments. Government Overreach: While a central portal holding project funds in escrow sounds ideal, placing this massive administrative burden on the government risks severe payment bottlenecks and bureaucratic mismanagement. Utilize Existing Protections: Developers do not need a new government system to stay safe. Standard JCT contracts combined with independent contract administrators or quantity surveyors (QS) already provide robust, milestone-based payment security. Mutual Due Diligence: Trust goes both ways. Clients must verify a contractor's past work and licenses, while builders should request proof of funds before breaking ground on any major project. BEST MOMENTS "I don't like the saying 'cowboy builder'... these are con people, con men. This is a fraudster." "The government do not need to see the transaction of money in jobs. I just don't think they do." "If you're asking me to do the work, fine, show me the money. Show me that you can afford to do it." "We all got to take responsibility for our actions effectively... Don't let yourself be duped." YOUTUBE CHANNEL ⁠⁠https://www.youtube.com/@propertydevelopersiq⁠ HOST BIOS Jonathan is a property developer and entrepreneur with a background in finance and construction. Originally from South Africa, he holds degrees in Accounting and Auditing and relocated to England in 2003. He gained fin...

67: You Asked, We Answered: Property Development Q&A

Aug 30, 2026 36 min

In this episode of the Property Developers Playbook, Kieron and Jonathan dive into a Q&A format, addressing key questions from their listeners about property development. They discuss the importance of contingencies in development finance, emphasising the need for a reserve fund to cover unforeseen costs. KEY TAKEAWAYS Contingency Planning: Developers should factor in a contingency of 10% for build costs to cover unforeseen expenses. This reserve acts as a safety net for unexpected costs or changes during the development process. Importance of Neighbour Relations: Building good relationships with neighbours is crucial in property development. Early communication, such as introducing oneself and providing contact information, can help mitigate complaints and foster a cooperative environment. Retention in Contracts: Developers typically hold back a percentage (usually around 3-5%) of payments to contractors as retention. This serves as a safeguard to ensure that any issues or incomplete work can be addressed after practical completion. BEST MOMENTS "Typically 5-10% of whatever your build costs are, more on the 10% side. I think the 5% days are long gone." "You should always start from day one building that relationship with your neighbours. It's all about relationships." "If contingencies aren't enough that you've allowed for and things are still going over, you've got to value engineer it always anyway." YOUTUBE CHANNEL ⁠⁠https://www.youtube.com/@propertydevelopersiq⁠ HOST BIOS Jonathan is a property developer and entrepreneur with a background in finance and construction. Originally from South Africa, he holds degrees in Accounting and Auditing and relocated to England in 2003. He gained financial and operational experience at firms such as RSM, Prudential, and Baker Tilly before transitioning into property. Since 2014, Jonathan has managed major commercial-to-residential conversions and new build developments, particularly across the South West. His ana...

66: Master the Pitch: How to Present Property Deals to Vendors and Investors

Aug 23, 2026 27 min

In this episode, Kieron and Jonathan give an update on their latest development projects before diving deep into the art of presentation in property development. They discuss how you present yourself, your offer proposals, and your deal opportunities can make or break a deal with vendors, estate agents, and investors. KEY TAKEAWAYS Avoid Flippant Email Offers: Simply emailing a single cash figure without context or backing comes across as throwaway and lacks substance. Offer Multiple Options and Total Transparency: Including several purchase options along with clear conditions helps validate your price and manage risk. Keep Investor Packs Focused: Investors want to know their money is secure, how risks are mitigated, and what returns to expect. You Are the Main Selling Point: Authenticity and personal integrity are crucial. Trying to pitch a persona you aren't won't hold up under scrutiny, so align your personal behavior and social media presence with the professional image you project. Build Relationships Over Multiple Touchpoints: Deals are rarely closed on a document alone. Scheduling coffee meetings, site walkthroughs, and lunches builds the essential "know, like, and trust" factor required for long-term success. BEST MOMENTS "People buy into people. Especially the more AI comes into it, I think relationships—the way we communicate with each other—it's a huge thing." "Don't just send an email saying 'here's our offer' of £450k with no context... that has no substance, and that's how it's going to be received." "If you're honest with yourself... if you try to pitch a lie or try to be someone you're not too much, that's going to show. People can read that straight away." "You're not going to get a confirmed decision from the investor pack. All it is is an opportunity to have a sit down and chat about it." "Keep calm, trust your numbers, trust your process, and don't put too much pressure on yourself." YOUTUBE CHANNEL ⁠https://www.youtube.com/@...

65: Talking Interior Design And Property Development With Tanith McKenzie

Aug 16, 2026 1 hr 5 min

In this episode, Jonathan and Kieron sit down with residential interior designer Tanith McKenzie to unpack the vital role interior design plays in profitable property development. Tanith clears up the misconception between basic interior styling and structural interior architecture, highlighting why developers need design input during the blueprint phase rather than after first fix. KEY TAKEAWAYS Involve Designers at the Blueprint Stage: Bringing an interior designer on board during architectural planning prevents costly site re-works, such as poorly placed radiators, awkward light switch configurations, or blocked window treatments. Interior Design vs. Interior Styling: True interior design goes beyond choosing cushions and paint colours; it covers spatial flow, reflected ceiling plans (RCPs), electrical and plumbing layouts, and functional daily living needs. Streamline Delivery with Consolidation Centers: Storing procured furnishings at a consolidation center ensures items are pre-inspected for damage (e.g., smashed mirrors), insured, and delivered in a single white-glove installation pass with zero site packaging waste left behind. Invest in Daily High-Touch Points: Perceived luxury doesn't require a blowout budget. Spending on tactile features such as solid-weight doors, quality ironmongery, premium tapware, and dimmable, layered lighting instantly elevates a home's appeal. Say Goodbye to All-Grey and All-White Spaces: Market trends are shifting away from cold, clinical grey or plain white interiors toward warmer, timeless neutral tones and natural textures that make a home feel inviting and lived-in. BEST MOMENTS "I put a plaster on my daughter, it doesn't make me a doctor... so leave my profession alone!" "I like to be involved right from the get-go... I'm trying to get inside your head essentially and ask, 'How are you going to live in this house?'" "You shouldn't have any first-world problems when you're renovating or building a home and spending...

64: Contaminated Land, Japanese Knotweed & Hidden Costs: Uncovering Site Constraints

Aug 9, 2026 22 min

In this episode, Jonathan and Kieron dive deep into the hidden hazards lurking beneath property development sites. From soil contamination and historical land usage to invasive plant species like Japanese knotweed, they break down why a clean-looking plot can often be deceiving. KEY TAKEAWAYS Looks Can Be Deceiving: A site may appear flat, clean, and ready for construction, but historical uses can leave behind hidden contaminants like heavy metals and oil. 150% Land Remediation Tax Relief: Developers cleaning up qualifying contaminated land can claim 150% tax relief on remediation costs to offset future tax liabilities. Invasive Species Threaten Mortgages: Invasive plants like Japanese knotweed feature aggressive root systems that can threaten building integrity, cause severe lender/mortgage issues, and require certified long-term remediation. Ecological Constraints Impact Timelines: Seasonality and protected wildlife can halt development work for months, making early ecological reports vital. Use Site Constraints in Offer Negotiations: Uncovering ground issues during the evaluation phase enables developers to factor remediation costs into their financial appraisals and negotiate a lower purchase price. BEST MOMENTS "Looks can be deceiving... when it comes to development, it's exactly the same: don't believe everything you see when you see a piece of land or a building." "You can use these things as actually a good buying tool... if you're prepared to sort of wait and play the game a little bit, there is actually something you can do." "These are things that can't be bodged... You've got to deal with this properly. It has to be the paperwork trail—it's understanding where these contaminants and waste go, where they're treated." "Budget for the unknown. You will have a contingency, but if you can identify these constraints... while you're doing your evaluation phase of the project, it'll help with the negotiations." "Don't let it put you off at all. Y...

63: When Deals Go Wrong: Navigating Property Development Failures

Aug 2, 2026 25 min

In this episode, Kieron flies solo while co-host Jonathan takes a break to deliver an honest, candid look at the uncomfortable reality of property development: failed deals, lost capital, and unexpected setbacks. Kieron shares behind-the-scenes stories from his own portfolio, including a promising five-house development that unraveled due to planning restrictions and a high-margin site he had to walk away from when investors capped their funding. KEY TAKEAWAYS Setbacks Are Tuition, Not Failure: Losing time, energy, or money on a deal isn't a personal failure; it's an essential part of the learning curve that shapes a sharper developer. Stick Strictly to Your Numbers: Never inflate Gross Development Value (GDV) or squeeze contingency buffers just to make an unprofitable deal look viable on paper. Avoid Emotional Attachment: Falling in love with a site design or layout clouds objective decision-making; development must remain a disciplined, factual process. Verify Planning Constraints Early: Always conduct independent due diligence on planning permissions and redline boundaries rather than relying solely on third-party assumptions. Know When to Walk Away: Whether due to tight timelines, investor limits, or changing market conditions, having the discipline to say "no" saves you from catastrophic losses down the line. BEST MOMENTS "Don't see this as a failure... it's all learning." "The deal you lose makes room for the one you were actually supposed to do." "Property development isn't about winning every deal; it's about surviving long enough to win the right ones." "If it doesn't work, it doesn't work... don't try to make the deal work." "You've got to brush yourself off, get back on the horse, and just go again." YOUTUBE CHANNEL ⁠https://www.youtube.com/@propertydevelopersiq HOST BIOS Jonathan is a property developer and entrepreneur with a background in finance and construction. Originally from South Africa, he holds degrees in Accounting and Auditin...

62: Not All Leads Are Deals: How to Filter Property Opportunities

Jul 26, 2026 20 min

In this episode, Jonathan Stobbs and Kieron Shepherd dive discuss the essential skill of evaluating and filtering property development leads. For new and scaling developers alike, it is easy to fall into the trap of "shiny penny syndrome," treating every incoming lead like a goldmine. KEY TAKEAWAYS Filter Fast to Protect Your Time: New developers often jump at every opportunity, but early disqualification is key. Running leads through personal criteria early prevents wasting weeks on non-viable sites. Profit is Made at the Buy: Always calculate your Gross Development Value (GDV) and subtract your profit margin and build costs first to establish the maximum purchase price. Never work backward from an agent's or vendor's asking price. Build a Diverse Sourcing Network: High-value leads come from establishing long-term relationships with land agents, commercial brokers, architects, local builders, and direct-to-vendor outreach. Identify Vendor Motivations: Whether a seller needs a fast exit to repay lending or is open to a Joint Venture (JV), understanding their pain points enables creative, win-win deal structuring. Align Leads with Strategy: Spreading risk across multi-unit developments or commercial conversions offers economies of scale, better tax rates, and greater control over the surrounding site environment compared to single residential flips. BEST MOMENTS "Not every deal is a deal." "The more you progress in your career as a property developer, you will hone your filters." "You make your money when you buy." "It's a marathon, not a sprint. It's not a get-rich-quick scheme... it's a get-rich-slow scheme." "Your success as a developer isn't measured by how many leads you receive; it's by what you buy and what makes profit in the long run." YOUTUBE CHANNEL ⁠https://www.youtube.com/@propertydevelopersiq HOST BIOS Jonathan is a property developer and entrepreneur with a background in finance and construction. Originally from South Africa, he holds d...

61: 3 Truths Every Property Developer Needs to Hear: Save You Time, Money and Stress

Jul 19, 2026 11 min

In this special solo episode of the Property Developers Playbook, Jonathan Stobbs takes the mic to share some candid, actionable advice for developers and business owners at every stage of their journey. While Kieron's away, Jonathan breaks down three critical mindset shifts required to thrive in the demanding world of property. KEY TAKEAWAYS Delegate to Elevate: You cannot and should not try to do everything yourself. Building a reliable "power team" of architects, planning consultants, brokers, and mentors is essential to maximising your 24 hours. Avoid the Comparison Trap: Comparing your starting point to someone else's highlight reel is a quick way to become demoralised. Stay focused on your unique journey and timeline. Social Media is an Illusion: The flashy cars and completed projects posted online rarely show the reality of property development journey. You aren't seeing the sleepless nights, planning refusals, construction delays, and cash flow pressures that precede the success. Beat Overwhelm with the "Next Step": When a project feels too massive to handle, stop looking at the entire mountain. Break the problem down, delegate what you can, and focus solely on the very next action required. Consistent Action Creates Momentum: Small, consistent wins like attending a single networking event, calling a commercial agent, or analysing one site compounded over time builds the foundation of a successful development business. BEST MOMENTS "People comparing themselves to others is basically comparing your chapter one to someone else's chapter 20. You have no idea where they are in their journey..." "Every master was once a disaster, and it just takes that consistent action to be able to get there." "What we don’t see [on social media] is all the struggles, all the planning refusals, delays, construction delays, sleepless nights, cash flow pressures, mistakes they’ve made." "Our mind is the biggest soap opera writer ever, and we just need to focus on the...

60: The 80% Secret: Why Interior Design Matters

Jul 13, 2026 36 min

In this episode, Jonathan and Kieron dive deep into the often misunderstood world of interior design in property development. After sharing an exciting update on their latest acquisition, a massive office-to-residential conversion in Cornwall, the duo address one of the biggest pitfalls developers face: injecting personal taste into target-market designs. KEY TAKEAWAYS Design for the Market, Not Yourself: The ultimate goal of interior design in property development is to appeal to your specific target demographic, not to showcase your personal aesthetic preferences. Bring Designers in Early: Don't wait until the walls are up. Engaging an interior designer during the initial layout and space-planning phase helps optimise room flow, privacy, and functionality before structural mistakes are made. Prioritise Low-Maintenance Materials: For entry-level or buy-to-let markets, substituting traditional tiles with robust alternatives like aqua panels or opting for Karndean (LVT) flooring can dramatically reduce long-term maintenance costs and quicken installation times. The "Grey Dynasty" is Fading: Shifting design trends indicate that the cold, monochromatic blue-grays of the past decade are on their way out, making way for warmer earth tones and cozy, pastel accent points that feel like a home. Honest Architecture Creates a USP: Following the model of leading developers like Capital & Centric, allowing the raw fabric of a building to speak for itself can create a unique brand identity that commands premium interest. BEST MOMENTS "Zero maintenance doesn't exist. But low maintenance does, and on these types of builds... that's what you want to aim for." "We used to have the Magnolia Revolution pre-90s... then we moved into this gray dynasty where everybody has gone gray... I think we're a little bit tired of that now as a country." "Interior design is very subjective... developers are busy finding sites, appraising sites, putting everything together, and interior d...

59: Inside Our 9 Apartment Office Conversion: Saltash Development Update

Jul 5, 2026 37 min

Jonathan Stobbs and Kieron Shepherd pull back the curtain on one of their live developments, Saltash — an office-to-residential conversion — in a "developer diary" style update. They walk through how the site was sourced, the funding structure, the technical curveballs thrown up during construction, and the lessons learned so far. KEY TAKEAWAYS Sourcing the Deal: The Saltash site (officially St James Court) was found on Rightmove via a commercial agent. Its "ugly duckling" appearance — a tired render finish and awkward mansard roof — likely put off other buyers, but the internal layout and space worked in the hosts' favour, and it qualified for Class MA permitted development rights, simplifying planning. Funding Flexibility: The purchase was structured using vendor finance in combination with bridging finance, later refinanced onto development finance — a combination that gave the team breathing room to secure planning and progress construction. Existing Buildings Bring Surprises: Conversions mean working with what's already there. The team discovered the building was actually two structures joined together, with a hidden concrete ring beam and an unexpected steel structure creating a large void between floors — all requiring on-the-spot design decisions. Gas vs Electric — A Costly Pivot: A quote of £28,000 to bring gas to the site led the team to switch to an all-electric specification, using solutions like Quantum Dimplex heaters to maintain strong EPC ratings without blowing the budget. Insulate Externally, Not Internally: Choosing external wall insulation (EWI) over internal insulation cost more upfront but preserved valuable internal square footage in the apartments and gave the whole building a refreshed, brand-new appearance. Challenge the Spec: The team swapped out architect-specified products (insulation brands, floor build-ups) for alternatives that hit the same performance values at lower cost or faster install time — provided the u-values and buil...

58: Why Most People Never Achieve Their Full Potential: The Comfort Zone Trap

Jun 29, 2026 18 min

In this episode of the Property Developers Playbook, hosts Jonathan Stobbs and Kieron Shepherd delve into the importance of stepping out of your comfort zone, particularly in the realm of property development and business. They discuss how fear often holds us back from taking necessary steps and share personal anecdotes about overcoming anxiety in various situations, from networking events to client meetings. KEY TAKEAWAYS Embrace Discomfort for Growth : Stepping out of your comfort zone is essential for personal and professional growth. Engaging in new experiences, even if they feel uncomfortable, can lead to valuable opportunities and relationships. Fear is Often Illusory : Fear can be defined as "false evidence appearing real." It's important to recognize that the scenarios we create in our minds often do not reflect reality, and overcoming this fear is crucial for taking the first step. Learn from Experience : Just like learning to drive, gaining experience in property development or any new venture becomes easier over time. The first attempt may be daunting, but with practice, it becomes second nature. BEST MOMENTS "Growth happens outside the comfort zone. Once you expand your comfort zone, that becomes a lot easier." "You have to take the first step and you'll grow from that. Don't overthink things." "It's comfortable to sit on the sofa and do nothing, right? The normal is easy, it's comfortable." YOUTUBE CHANNEL ⁠⁠https://www.youtube.com/@propertydevelopersiq⁠ HOST BIOS Jonathan is a property developer and entrepreneur with a background in finance and construction. Originally from South Africa, he holds degrees in Accounting and Auditing and relocated to England in 2003. He gained financial and operational experience at firms such as RSM, Prudential, and Baker Tilly before transitioning into property. Since 2014, Jonathan has managed major commercial-to-residential conversions and new build developments, particularly across the South West. His an...

57: Your Network Is Your Net Worth: The Power Of Relationships

Jun 22, 2026 10 min

In this episode, Jonathan Stobbs and Kieron Shepherd dive into the lifeblood of property development: networking. They explore why your network truly dictates your net worth and detail exactly how to build essential relationships with vendors, agents, planners, and builders. KEY TAKEAWAYS Property is a Relationship Business: While it may look like an industry built strictly on land and bricks, property development fundamentally relies on the strength of your professional relationships. Build Your Power Team: Success requires cultivating strong, ongoing connections with a wide variety of professionals, including commercial agents, planning consultants, builders, and subcontractors. Master the One-Minute Pitch: Prepare a concise, clear introduction before attending events. Knowing exactly how to articulate who you are and who you help will give you confidence and make you memorable. Lead with Value, Not a Sales Pitch: Go to events with the intention of building genuine relationships and finding ways to assist others, rather than just collecting a stack of business cards. The Fortune is in the Follow-Up: The real networking happens after the event. Always connect with new contacts on platforms like LinkedIn or Instagram, and schedule follow-up coffee chats to solidify the relationship. BEST MOMENTS "Your network is your net worth. Build your network as big as possible, and your net worth could follow that." "Property, people think, is a land and buildings business, but actually it's a relationship business. Because everything in property development is all about the relations." "Out of all people's fears, death was third. The first one was public speaking." "Don't go in there just trying to be a buyer or a seller. You're trying to network and try and build relationships and connections, and genuinely just try and be interested and open-minded into what other people are there for." "It's not just about collecting how many business cards you can collect....

56: The Most Underrated Skill In Property: The Art of Following Up

Jun 15, 2026 25 min

In this episode, Jonathan Stobbs and Kieron Shepherd tackle one of the most overlooked yet crucial skills in business: the follow-up. They discuss the staggering statistics behind why most people fail by giving up too soon and reframe the word "no" as simply a defensive buffer, meaning not right now. KEY TAKEAWAYS Redefine Rejection: A "no" is often an automatic, protective buffer meaning "not right now," which leaves the door open for future opportunities. Systems are Essential: Utilise CRMs, spreadsheets, or calendar reminders to track touchpoints and ensure no lead falls through the cracks. Value-Driven Persistence: Provide value during follow-ups, such as offering a coffee, bringing lunch, or giving away branded promotional items, rather than just asking for a deal. Avoid Desperation: Maintain professionalism and avoid coming across as desperate, which can quickly deter potential clients, vendors, and investors. Leverage Referrals: Even if a prospect isn't ready to do business, always ask if they know someone else in their network who might be a good fit. QUOTES "80% of sales requires five or more touchpoints, yet 44% of salespeople give up after the first try." "I always hear 'no' as 'not right now' every time." "There is a fine line between persistence and being annoying." "Don't go shopping when you're hungry... If you're desperate, that's not the time to be having meetings." "You're almost presenting, aren't you? It's a bit of a show and tell, and then if they ask questions, then you know they're interested." YOUTUBE CHANNEL ⁠https://www.youtube.com/@propertydevelopersiq HOST BIOS Jonathan is a property developer and entrepreneur with a background in finance and construction. Originally from South Africa, he holds degrees in Accounting and Auditing and relocated to England in 2003. He gained financial and operational experience at firms such as RSM, Prudential, and Baker Tilly before transitioning into property. Since 2014, Jonathan has mana...

55: Save Thousands on Your Build With We Are Ease: The Construction Management Advantage

Jun 7, 2026 52 min

Construction Management is not for the faint hearted or the amateur developer. Most developers should use a main contractor for their developments — but there is an alternative route for those who want greater control over costs. Jonathan Stobbs and Kieron Shepherd are joined by Andrew Doidge of We Are Ease, one of the Southwest's leading construction management consultancies, to break down how this procurement model actually works. The conversation covers the contractual differences from traditional builds, the value of early contractor and supply chain involvement, and how rapid mobilisation can rescue stalled or bank-repossessed sites. You'll learn why pre-construction cost gateways matter, how to avoid being "dazzled" by a design you can't afford, when construction management makes financial sense, and the real-world value engineering decisions that protect your margins. Andrew also shares hard-won lessons from 15 years of high-end residential and hospitality projects. If you're serious about maximising value on your next development, this one's essential listening. KEY TAKEAWAYS Get cost advice at RIBA Stage 3, not Stage 4. Confirm your design is affordable before committing to expensive technical design packs — too many developers discover they're a million over budget only after the detailed drawings are done. Bring contractors and supply chain in early ("early contractor involvement") to test buildability, not just whether a design works on paper. Planning drawings don't guarantee something can actually be built. Understand the contractual difference: under construction management, the client enters into direct contracts with each trade package, with the consultancy acting as principal contractor — meaning specification savings benefit you, not the main contractor. Skip the protracted tender process to save 6–12 months and avoid material inflation eating your viability. Negotiate by setting a QS-costed budget and asking contractors to build to i...

54: How to Get Started in Property Development: No Money, No Experience, No Problem

Jun 1, 2026 43 min

Property development shouldn’t feel like a closed shop reserved for the elite, but the reality is that most people who want to jump in never actually take that first step. This conversation strips back the jargon to look at what it really takes to move from being a tradesperson or professional into delivering multi-unit projects. It’s not just about having a massive pot of cash; it’s about the mindset to treat development as a serious business rather than a side hustle. The discussion dives into the massive shift in the UK market, where small developers have seen their share of new builds plummet, and why that’s exactly why new, agile developers are needed today. From spotting hidden drainage risks to managing the voices of well-meaning family members who want to keep you in your comfort zone, this is a practical roadmap for anyone ready to stop watching from the sidelines and start building a track record. 5 Key Takeaways Treat property development as a full-time business rather than a hobby or side hustle to ensure you manage risk and finance properly. Aim for a "sweet spot" of 3 to 10 units for your first project to benefit from economies of scale without becoming overwhelmed by complexity. Leverage your existing background—whether in trades, accounting, or sales—to fill specific roles within your development team. Don't let analysis paralysis or the fear of being an "imposter" stop you from making offers, as the offer is simply the start of the negotiation. Education and mentorship are vital to avoid costly "hidden" mistakes like miscalculating drainage distances or planning constraints. 5 Key Quotes "If you treat it as a side hustle or hobby, it'll always stay as a hobby." "The number of people interested in property development who never start is actually between 70 to 80%." "Fake it to yourself before you make it for yourself... giving yourself confidence." "The biggest I'm not going to say naysayers but the people who will talk you out of this.....

53: How to Save Thousands on Property Developments: Through Value Engineering

May 25, 2026 50 min

Stop letting over-engineered building specs swallow your hard-earned profit margins. Navigating the balance between what an architect dreams up and what actually makes financial sense on the ground is a constant battle for property developers. Managing a development budget isn't just about finding the absolute cheapest materials; it is about strategic value engineering. Cost engineering simply manages expenses, but value engineering finds the sweet spot between time, financial outlay, and quality without compromising the final product. Dive into the practical realities of managing construction budgets, from pushing back on high-end insulation requirements to rethinking exterior details that do not add to the end valuation. Learn how to have those tough, early conversations with structural engineers and main contractors to protect the bottom line. It is entirely possible to deliver a top-tier finish while aggressively defending the project's profitability, provided the right questions are asked before the first brick is laid. Key Takeaways Never blindly accept initial building specifications without questioning if alternative, more cost-effective materials can achieve the exact same standard. Cost engineering focuses purely on managing expenses, whereas value engineering optimises the balance of time, financial outlay, and overall build quality. Have robust conversations with structural engineers and design consultants before full construction drawings are issued to avoid expensive mid-project revisions. Always evaluate if high-end finishes or complex architectural details will genuinely increase the final valuation of the property. Establish open communication with the main contractor early on to identify practical supply chain alternatives that protect the profit margin. Quotes "The key is not to cut corners. Cost engineering is talking about the actual cost of things and managing the costs, buying right." "Value engineering is when we're not just talking...

52: How to Negotiate Property Deals: Negotiation Secrets Every Developer Must Know

May 17, 2026 40 min

Negotiation isn't just about the number on the page; it’s about making sure the deal actually stacks before you even pick up the phone. Too many developers are flushing hundreds of thousands down the drain by overpaying at the front end because they haven't done the legwork. We’re stripping back the "Art of Negotiation" to show you how professional due diligence becomes your ultimate leverage when talking to vendors. From identifying bat emergence windows to navigating the minefield of CIL and Section 106, we explain why your offer needs to solve the seller's problems, not just meet their price. Whether you are hounding an agent for a year or presenting a professional pitch deck to a hotel owner, everything in this industry is up for grabs if you know how to structure it. It’s time to stop winging it and start building a credible, systematic approach to every offer you make. KEY TAKEAWAYS Due diligence is the foundation of any negotiation, providing the "ammunition" needed to justify your offer price based on site constraints and risks. Everything in property is negotiable, including professional fees, build contracts, completion timelines, and even rental terms. A professional offer pack or "pitch deck" builds massive credibility with agents and vendors, proving you are a serious developer who can actually deliver. The goal is to negotiate against the deal’s risks rather than the person selling it, finding a sweet spot that works for both parties’ bottom lines. Emotional detachment is vital; you must be willing to walk away from a deal if the margins don't work, trusting your gut when a project feels off. QUOTES "There's a right way of doing it... our way of doing it. We find it successful and it works." "Everything is negotiable. Everything." "You're not negotiating against the seller. All you're doing is negotiating against the risk." "A good deal is a bad deal for both... you'll never have a deal that is perfect for you." "If it doesn't feel right,...

51: Company Structures for Property Developers: What You Need to Know Before You Buy

May 10, 2026 20 min

One of the most common questions from anyone getting into property development — and one of the most misunderstood. Jonathan and Kieron break down the company structures every developer needs to understand before they buy a single brick. From the risks of lumping everything into one trading company, through to SPVs, holding companies and joint venture structures, this episode covers the landscape clearly and without the jargon. There's also a really honest look at tax considerations, pension strategies, and why lenders actually prefer a clean, history-free SPV over a company with a track record. Spoiler: property finance works differently to almost every other industry. A timely reminder that structure isn't just admin — it's how you protect everything you build. Not tax or legal advice — just two developers who've been through it, sharing what they know. 5 KEY TAKEAWAYS Buying all your properties within one trading company is the riskiest approach — if one development runs into trouble, it can bring down everything else sitting alongside it. A Special Purpose Vehicle (SPV) — a separate limited company for each project — keeps developments clean, protected, and far more attractive to lenders and finance institutions. A holding company structure above your SPVs gives you greater control over profit extraction, tax planning, and scalability as your pipeline grows. Lenders don't want history in the development company — they want a clean SPV with no baggage. This is the opposite of how most trading businesses work, and it catches a lot of developers out. Structure should be planned from the very beginning, not retrofitted once you're already in. Getting advice from a tax professional early pays dividends — sometimes literally. QUOTES "Good structure is all about protecting profits and mitigating risk — it's not one size fits all." "If something had to go wrong with your one development, it could affect all the others — that's why we'd never advocate that appro...

50: 50 Episodes Later... We're Launching On Youtube

May 3, 2026 16 min

We’ve reached a massive milestone—it’s our 50th episode!. To celebrate, we are stepping out of our comfort zone and taking the podcast visual with the launch of our YouTube channel, Property Developers IQ. Looking back at our first 49 episodes, we reflect on the steep learning curve of moving from spreadsheets and construction sites to the podcast mic. In this episode, we dive into the core philosophy that drives our business: People, Place, and Profit. We discuss the necessity of building a "power team," the emotional roller coaster of development, and why we’re committed to showing you the "good, the bad, and the ugly" of the 100-dwelling pipeline we’re currently managing. Whether you're an aspiring developer or a seasoned pro, join us as we evolve from just an audio experience to on-site walkthroughs and deep-dive case studies. KEY TAKEAWAYS Growth Happens Outside the Comfort Zone: Moving from audio to video was a challenge for a numbers-focused accountant and a site-focused contractor, but essential for evolution. The Power Team is Non-Negotiable: You cannot do property development alone; success relies on building a core team of professionals like solicitors and planning consultants. The "Three Ps" Philosophy: Our work is grounded in People (building for others), Place (creating community), and Profit (ensuring a professional, sustainable business). Money is a Tool, Not a Barrier: You don't necessarily need all of your own money, but you do need access to capital through private investors or finance partners. Transparency in Development: We aim to bridge the information gap by sharing real build costs and case studies to help others overcome the fear of their first step. QUOTES "I love my spreadsheets... it was a lot easier no one talked back and as long as the numbers balance i'm a-okay." "As everyone knows you grow when you're outside your comfort zone." "Team is the most important thing... from day one you've got to start building that a team." "...

49: How Do Development Valuations Actually Work: Demystifying Property Development Valuations

Apr 27, 2026 40 min

In this episode, Jonathan and Kieron break down the critical processes of valuations and drawdowns. They explain how developers can successfully extract money from their lender by working effectively with the Monitoring Surveyor, who acts as the primary gatekeeper for the funds. KEY TAKEAWAYS The Monitoring Surveyor is the Gatekeeper: The MS works independently on behalf of the lender to verify your build costs and progress before any money is released. Building a good, honest relationship with them is essential. Funding is Released in Stages: You do not get your loan upfront; instead, you draw down funds in stages or "tranches" based on verified progress, usually assessed as a percentage of completed work. Avoid Overclaiming at All Costs: Attempting to claim for work that hasn't been completed yet will damage your credibility and can cause major cash flow delays down the line. Timing, Accuracy, and Evidence are Crucial: When submitting a drawdown request, make sure it is perfectly timed for your cash flow needs, mathematically accurate, and backed by clear evidence. Set Clear Terms with Contractors: Ensure your main contractor understands the valuation schedule and submits detailed, clear applications for payment that align with what the MS expects to see. BEST MOMENTS "Today we're talking about valuations, drawdowns... basically how to extract the money from your development through the lender and working with the key gatekeeper... who is the monitoring surveyor." "Ultimately cash flow is what keeps the whole development ticking, everyone moving forward... cash is king." "Timing, accuracy and evidence... they are really important points." "If you're trying to be shifty or sneaky, you're going to end, dig yourself into a hole." "You want the monitoring surveyor, whoever is the gatekeeper of the money, to be on your side or as much on your side as possible while they still independent and acting on behalf of the lender." HOST BIOS Jonathan is a proper...

48: How to Evaluate a Site Before You Buy - Part 2: The 8 Pillars of Site Assessment

Apr 19, 2026 45 min

Ever feel like you’re playing detective when assessing a potential development site? We’re back for part two of our deep dive into the eight key areas of deal assessment, moving beyond the basics into the "heavy lifting" of environmental risks and legal minefields. From the nightmare of protected bat hotels to the surprising discovery of a wolfhound buried on-site, we share the technical hurdles that can make or break your viability assessment. We talk through why contamination isn't always a reason to walk away, how to spot a "ransom strip" before it halts your project, and why you should never offer the asking price without factoring in the logistics of a tight urban build. If you want to stop guessing and start pitching professional offers that landowners actually respect, this is the playbook you need. Key Takeaways Identify Problems Early: You cannot design around a problem you haven’t identified; spotting risks early prevents wasted time and money. Contamination as Opportunity: Technical risks like contamination or mining history shouldn't necessarily scare you off; they are often leverage for price negotiations. Verify Access Rights: Easements and "ransom strips" are critical legal hurdles; even if a pylon or lane looks like a negative, it can sometimes be turned into a commercial advantage. Logistics Impact Build Costs: Simple new builds can become high-risk if access is restricted by narrow sticks or urban density, as contractors will price in these complexities. Build Relationship Equity: Success in property is about "give and take" with local agents; nurturing these connections can get you access to land before it ever hits the open market. Quotes "Some people may be put off by these things... but all you're doing is assessing the risk and associate the cost with that for your viability." "The bats are living better than most people bloody hell." "A good commercial solicitor is worth their weight in gold to make sure there's nothing restricting...

47: How to Evaluate a Site Before You Buy - Part 1: The 8 Pillars of Site Assessment

Apr 13, 2026 26 min

In this episode, Jonathan and Kieron explore the transition from finding a site to truly understanding its potential and pitfalls. Many beginners make the mistake of running a financial viability assessment before looking at the physical and legal reality of the land. They introduce a framework of eight key risk areas, focusing today on the first four: Planning Risk, Physical Site and Building Constraints, Access and Highways, and Utilities and Services. KEY TAKEAWAYS Never fall in love with the numbers before you understand the site constraints; a "cheap" site can quickly become a liability if the physical or legal risks are too high. Use the planning portal not just for your site, but to research the history of surrounding plots to gauge the council’s appetite for development. The steeper the slope, the higher the cost. Factors like tanking, retaining walls, and complex foundations must be identified early in the physical assessment. Just because a road exists doesn't mean you have the legal right to use it for a new development. Always verify "ransom strips" and highway adoption status. Capacity is the hidden deal-killer. Always check with the National Grid or water authorities early, as requiring a new substation can decimate your profit margins. BEST MOMENTS "Most beginners get all excited... they start running the numbers before even looking at the site constraints, which we think is a huge mistake." "The greater the gradient of the slope, the more costs there are." "Just because there's a road there doesn't mean it's an adopted road... you can’t just do what you want." "We switched [the water] off... and we very quickly found out who owned it because they came running out of the house in a bath cap." "Every physical constraint becomes a cost or a design limitation." HOST BIOS Jonathan is a property developer and entrepreneur with a background in finance and construction. Originally from South Africa, he holds degrees in Accounting and Auditing...

46: How to Find A Perfect Development Area: The GOLDMINE Framework

Apr 6, 2026 29 min

In this episode, Jonathan and Kieron share their GOLDMINE framework for identifying the perfect location for your next development project. Drawing on their experience in the Cornwall property market and beyond, they break down the GOLDMINE acronym a comprehensive toolkit designed to help both new and scaling developers move from guesswork to data-driven decision-making. KEY TAKEAWAYS A step-by-step framework covering Growth Drivers, Opportunity Density, Local Demand, Data & Comparables, Market Liquidity, Infrastructure, Navigable Planning, and Exit Clarity. While you can develop anywhere with the right team, Jonathan and Kieron emphasize the benefits of working locally where you have deep market knowledge and established connections. National housebuilders have entire teams dedicated to research; if they are building in an area, it’s a strong indicator of demand and future growth. Successful developers build what the market wants, not what they personally like. Use tools like home.co.uk and Searchland to understand what's actually selling. Every successful development begins with a clear exit strategy (e.g., build-to-sell, build-to-rent, or holiday lets) tailored to the specific demographics of the area. BEST MOMENTS "Good deals don't really come from lucky areas; they come from understanding areas in more detail." "Developers don't really build what they like; they build what sells." "Market liquidity it sounds like stocks and shares, but essentially, that is it: What is moving? Is the market actually active?" "The buyers will be the buyers, and it can be a big mix... you've got to just be firm with your thought and move forward." HOST BIOS Jonathan is a property developer and entrepreneur with a background in finance and construction. Originally from South Africa, he holds degrees in Accounting and Auditing and relocated to England in 2003. He gained financial and operational experience at firms such as RSM, Prudential, and Baker Tilly before transi...

45: Biggest Health & Safety Mistakes Some Developers Make: And How To Avoid Them

Mar 30, 2026 31 min

In this episode, Jonathan and Kieron demystify the complexities of health and safety in the UK construction industry. From understanding the Construction (Design and Management) Regulations (CDM) to the practicalities of site setup, like welfare units and M-class vacuums - they cover it all. Whether you’re a seasoned developer or just starting your first project, this conversation highlights why you can't plead ignorance when it comes to site safety and how a well-run, tidy site is often the hallmark of a successful, high-quality development. KEY TAKEAWAYS Ultimately, the buck stops with the developer. You cannot plead ignorance if something goes wrong on your site; you are responsible for ensuring the right team and safety measures are in place. Successful safety management relies on defining the roles of the Client (Developer), the Principal Designer (usually the architect), and the Principal Contractor. For most professional developments, you must notify the Health and Safety Executive (HSE) using an F10 form, which outlines what you are building and how you plan to do it safely. Health and safety isn't just about preventing falls; it’s about worker welfare. This includes providing adequate toilets, drying rooms for wet clothes, and areas for hot drinks and food. Tidy sites suggest efficient management and high-quality work. Conversely, a messy site is a red flag for safety risks and poor construction standards. BEST MOMENTS "Ultimately as the developer, you're where the buck stops. It's your ship, right?" "Health and safety isn't just a paper exercise or box-ticking; it is critical to a development." "Under pressure is not safe. It’s like a pressure cooker. The more pressure, the more unsafe it gets." "You're not allowed brooms on sites, because it creates dust. You must have an M-class vacuum on site." "Proper planning prevents piss-poor performance." HOST BIOS Jonathan is a property developer and entrepreneur with a background in finance and cons...

44: Is Biodiversity Just A Cost Of Development: Or An Opportunity To Create Value

Mar 23, 2026 24 min

In this episode, Jonathan and Kieran dive into the mandatory Biodiversity Net Gain regulations in England and discuss how developers can reframe them from a frustrating hurdle into a value-adding opportunity. Before tackling BNG, the guys share an exciting update on their Liskeard office-to-residential conversion. KEY TAKEAWAYS Embrace 3D Modelling: Utilising 3D models and augmented reality for projects helps developers visualise spaces, identify mechanical and electrical clashes early, and save significant time and money on site. Understand the BNG Mandate: Biodiversity Net Gain is now a mandatory requirement for planning applications in England, requiring developers to leave the natural environment in a 10% better state than before the development. Know Your Exemptions: Not all projects require BNG compliance; exemptions include sites under 0.2 hectares, replacement of existing hard surfaces, permitted developments, and certain self-builds. Reframe the Cost: Instead of viewing BNG as a mere tax or checklist item, developers can use green infrastructure to create premium lifestyle spaces, improve community well-being, and ultimately increase the property's value. Explore Off-Site Credits: If you cannot fulfill the 30-year biodiversity maintenance requirement on your own plot, you can purchase off-site credits. This opens up a potential arbitrage market by working directly with local landowners and farmers. BEST MOMENTS "Architects should, in my opinion, be modelling in 3D from scratch... I don't think it takes them much more time." "What if biodiversity isn't just a cost of development but an opportunity to create value?" "I have no idea [what a biodiversity credit is]... It's foreigners' Bitcoin to me." "We are animals, we are humans, we love nature. That's what we're here for, right?" "You've got to try and see the good in this. Otherwise, you're just gonna talk yourself out of doing anything." HOST BIOS Jonathan is a property developer and entrepr...

43: How Do Developers Control Land: The Dark Art of Option Agreements

Mar 16, 2026 25 min

Jonathan and Kieron explore the world of ‘option agreements’. They share their recent experience meeting with a landowner and explain how these legal tools can be a game-changer for property developers, allowing them to control land without the immediate need for a full purchase. They cover the benefits for both developers and landowners, various deal structures, and the importance of professional legal advice. KEY TAKEAWAYS An option agreement gives a developer the right, but not the obligation, to purchase a property at a pre-agreed price within a specific timeframe. These agreements significantly reduce upfront capital requirements and allow developers to de-risk projects by securing planning permission before finalising the purchase. Landowners can potentially achieve a higher sale price after planning is secured, while the developer funds all the associated planning costs. Including an assignable clause in the agreement allows developers to sell the contract to another party, providing multiple exit strategies. It is crucial to work with a commercial solicitor experienced in option and promotion agreements to ensure the contract is properly structured and protective. BEST MOMENTS "You don't need to buy every piece of property that you see, you can just control it." "An option agreement gives a developer the right but not the obligation to buy land, at a pre-agreed price within a defined time period." "Your network is your net worth; telling everybody what you're doing is true." "To be a developer doesn't mean you have to build everything. You can have the planning uplift, you can promote the site, you can package the deal up for another developer." "Option agreements are just a tool. They don't create the value, the developers create the value because developers are the ones that have the vision." HOST BIOS Jonathan is a property developer and entrepreneur with a background in finance and construction. Originally from South Africa, he holds degree...

42: How to Balance Interior Design and Profit: Getting The Specification Right

Mar 9, 2026 41 min

In this episode, Jonathan Stobbs and Kieron Shepard dive deep into the delicate dance between high-end aesthetics and healthy profit margins. Drawing from their current "Woodlands" development and past conversion projects, the duo explores why you should never design for yourself, but always for the end buyer. KEY TAKEAWAYS Target Market is King: Always work backward from your Gross Development Value and target demographic. A luxury apartment in London requires a vastly different specification than a standard rental property. The "Want" vs. "Need" Philosophy: Developers must distinguish between luxury wants that eat into margins and functional needs that drive sales. High-Impact Areas: Focus your budget on kitchens and bathrooms, as these are the showy areas where buyers spend the most time and base their emotional purchasing decisions. Program Efficiency: Choosing materials isn't just about the cost of the item; it’s about how it affects the build schedule. For example, certain flooring types allow other trades to finish their work sooner, saving money on labor and time. Avoid Over-Personalization: Your personal taste is irrelevant. The goal is to create a move-in-ready feel that appeals to the masses while adding enough warmth through organic colors to stand out from the sea of sterile white and gray. BEST MOMENTS "The biggest thing is you're not designing for yourself; you're designing for the end buyer." "A lot of my guys always say 'Champagne dreams, lemonade money'—it’s easy to want more than you can afford." "Budget shouldn't drive the design, and design shouldn't drive the budget. It’s about understanding the end use." "Everything has gone too gray. It's become boring. We need to put some warmth back into our homes." "People buy on emotion. If you go in and get this amazing feeling from a property because it just looks and feels right, that's the turn-key win." HOST BIOS Jonathan is a property developer and entrepreneur with a background in f...

41: How To De-Risk Your Development Appraisal: Stress Testing Deal Analysis

Mar 2, 2026 25 min

In this episode, Jonathan and Kieron dive deep into the analytical engine of property development: deal appraisal and financial modeling. Moving beyond the excitement of finding a site, the duo breaks down the core components of a professional appraisal, from Gross Development Value (GDV) and build costs to finance fees and section 106 agreements. KEY TAKEAWAYS The fundamental goal of an appraisal is to work backward from the GDV, subtracting all costs (build, finance, professional fees, and profit) to determine the maximum price you can pay for the land. While lenders often look at ‘profit on cost’, developers should also aim for a ‘profit on GDV’ between 23% and 25% (typically equating to 30% on cost) to ensure a healthy buffer. Always model worst-case scenarios, such as build costs rising by 10% or GDV dropping by 5%, to see if the project remains viable under pressure. An industry-standard 10% contingency is non-negotiable for most lenders and serves as a vital safety net for unforeseen "abnormals" like moving underground drains or trees. Presenting a professional "offer pack" with detailed numbers to an agent or vendor builds credibility and justifies why your offer might be lower than the asking price. BEST MOMENTS "Property development is a numbers game. This clarity gives you more confidence when you go and make those offers because you come across more credible." "A spreadsheet is only as good as the data that goes in it. It can't magic answers for you; if you put in bad data, you're going to get bad results." "Don't get too emotional, this is a business. Keep it simple, stupid." "I'd rather make an offer that works for you than try to just buy the work." "The first time you get in a car, you're like, 'How do I do everything?' The more you do [appraisals], the quicker it becomes just like driving." HOST BIOS Jonathan is a property developer and entrepreneur with a background in finance and construction. Originally from South Africa, he holds...

40: Securing Development Funding in 2026: Direct to Lender vs. Using a Broker

Feb 23, 2026 36 min

In this episode, Jonathan and Kieron break down the complexities of securing property development finance in 2026. The duo explores the ‘capital stack’, explaining the roles of equity, senior debt, and mezzanine finance, while comparing the pros and cons of working with brokers versus going directly to lenders. They share their understanding of the various fees involved, from arrangement and exit fees to monitoring surveyors, and learn exactly what lenders are looking for, including credible exit strategies and developer track records. KEY TAKEAWAYS Development funding typically consists of developer equity, senior debt (usually 65-70% of Gross Development Value), and potentially ‘stretch senior’ or mezzanine finance to bridge gaps. Brokers offer access to a wider market and handle ‘packaging’ the deal, while going direct can save on fees and help build long-term institutional relationships. Developers must account for a wide array of costs beyond interest, including arrangement fees, exit fees, commitment fees, legal fees for both parties, and valuation fees. Lenders care most about a credible Plan A exit strategy, the developer’s experience/team, and having ‘skin in the game’ through equity or planning uplift. Over-communicating with lenders and being realistic about build costs and timelines (including a 10% contingency) is vital to preventing defaults and high-interest penalties. BEST MOMENTS "Securing funding is one of the biggest bottlenecks in property development. It’s not just a loan; it’s structured risk." "For a newbie, it can be quite daunting, especially when you're borrowing hundreds of thousands or millions for a project, not just a home." "Lenders aren't just funding the project; they're funding the risk profile of the developer." "You’re looking for this person [a broker] to be almost just outside of your team but still part of it." "Every development project is a business, and like every business, you need a plan, and you need to know...

39: How to Find Sites in 2026: Old Fundamentals, New Tech

Feb 16, 2026 30 min

In this episode, Kieron and Jonathan discuss the evolving landscape of site finding in 2026. While the core principles of development remain steady, the tools and technologies available to developers have shifted significantly. The duo explores traditional methods like direct vendor letters and building relationships with agents, while highlighting how new software and AI integration are streamlining the research process. KEY TAKEAWAYS Traditional methods like direct-to-vendor letters and building strong relationships with both residential and commercial agents remain effective, though they now require a more targeted approach. Modern software (like Nimbus Maps or Searchland) and AI tools are excellent for quickly rejecting bad deals, but they don't replace the need for human judgment and ‘gut feel’. Landowners are more informed about planning potential in 2026, which can lead to higher price expectations and the need for more complex structures like joint ventures. Site finding is a continuous business process, not a one-off task. Maintaining a pipeline of potential deals is crucial for better negotiation leverage. Developers should focus on controlling land through options or conditional contracts rather than outright ownership to minimise financial and planning risk. BET MOMENTS "The fundamentals haven't changed, but the speed and tools have." "The tools don't find the deals; they remove bad ones faster." "Consistency beats cleverness." "Site finding is a pipeline; it's not a one-off task." "Developers don't just find sites, they create them." HOST BIOS Jonathan is a property developer and entrepreneur with a background in finance and construction. Originally from South Africa, he holds degrees in Accounting and Auditing and relocated to England in 2003. He gained financial and operational experience at firms such as RSM, Prudential, and Baker Tilly before transitioning into property. Since 2014, Jonathan has managed major commercial-to-residential...

38: 5 Myths and Misconceptions of Property Development

Feb 9, 2026 42 min

In this episode, Jonathan Stobbs and Kieron Shepherd delve into the five core myths surrounding property development that often deter aspiring developers. Jonaathan & Kieron discuss misconceptions such as the need for substantial personal funds, the perceived safety of small developments compared to larger ones, and the belief that experience is a prerequisite for success in the field. KEY TAKEAWAYS Myth of Money Requirement: It's a common misconception that you need a lot of your own money to start in property development. In reality, you can leverage other people's money (OPM) through investors, family, or friends, and you only need a small amount of your own funds for initial costs like legal fees. Risk in Development Size: Smaller developments are often perceived as safer than larger ones, but risk is more about margins and complexity rather than size. Experience is Not Mandatory: Many believe that you need extensive experience to be a successful developer. However, surrounding yourself with a knowledgeable team can compensate for your lack of experience. Development is More Than Building: Property development encompasses various stages beyond just construction. Developers can add value through land sourcing, planning, and even selling sites before construction, allowing for multiple exit strategies. Investor Relationships Matter: While returns are important to investors, building trust and maintaining strong relationships is crucial for long-term success. BEST MOMENTS "Most of what people believe comes from social media headlines or speaking to people down at the pub who have no clue." "You do need a bit of money, but it doesn't have to be your money. It's OPM, other people's money." "Risk isn't about the size; I think it's all about the margins and complexity and buffers." "You don't have to build five houses out to build another five houses out to build another ten." "Returns attract investors. Trust keeps them." HOST BIOS Jonathan is a prope...

37: Which Contract is Right for Your Development: JCT Contracts and The Alternatives

Feb 2, 2026 39 min

In this episode, Jonathan and Kieron dive deep into the world of construction contracts, focusing on the industry-standard JCT (Joint Contracts Tribunal) and the more collaborative NEC (New Engineering Contract). They discuss why having a legal framework is essential for managing risk, cost, and timelines in property development, and also share highlight the importance of thorough administrative processes and clear scopes of work to avoid disputes. KEY TAKEAWAYS The JCT is the most common standard form of contract in UK construction, widely recognized by contractors, lenders, and solicitors for its clear structure. You cannot simply reuse a JCT contract; each document has a unique ISBN and must be purchased and filled out specifically for each new project to be legally valid. Under a D&B contract, the contractor takes responsibility for the design team, which can relieve pressure on the developer regarding aesthetic and technical decisions. A contractor should never perform work outside the original scope without a formal, documented instruction from the contract administrator, as verbal agreements can lead to unpaid disputes. While JCT is standard, the NEC contract offers a more collaborative approach and can allow for more flexible payment terms, such as deposits or down payments. BEST MOMENTS "Effective what you're agreeing is what happens in worst case scenario. Who will effectively be deciding the tribunal element of who's in the right in terms of how you move forward." "Don't try to trip each other up. You're working as a team. It’s not about finding loopholes." "Contracts allocate risk; they don't remove it. They just try to mitigate the risk as much as possible for both parties." "Poor administration causes more issues than poor wording. It needs to be administered correctly." HOST BIOS Jonathan is a property developer and entrepreneur with a background in finance and construction. Originally from South Africa, he holds degrees in Accounting an...

36: Why Traditional Tendering is Broken: Disrupting Contractor Procurement

Jan 26, 2026 47 min

Today, Jonathan and Kieron challenge the industry standard of traditional tendering. Speaking from both developer and main contractor perspectives, they dissect the inefficiencies, hidden costs, and frustrations of the ‘cheapest wins’ mentality. Jonathan and Kieron propose a more collaborative, transparent approach that prioritises realistic budgeting, early engagement, and building long-term partnerships over competitive tension. KEY TAKEAWAYS Traditional tendering often rewards unrealistically low bids that lead to cost overruns later. The lowest initial price rarely equals the best final value. Sharing your actual budget and proof of funds early builds trust and saves everyone time. Treat contractors as partners, not adversaries. Don’t just look at the price on a spreadsheet. Interview potential contractors (via Zoom or in person) to gauge compatibility, experience, and honesty. To get accurate apples-to-apples comparisons, provide a bill of quantities rather than just raw drawings. This ensures everyone is pricing the same scope of work. Involve main contractors and quantity surveyors during the design phase. Their input on buildability and material costs can prevent expensive redesigns later. BEST MOMENTS "The lowest initial price rarely equals the best final value." "Treat contractors with respect and intelligence. If you start that conversation of allowing that contractor to ask those really important questions, we want the business." "You don't win at construction by buying the cheapest. You win by buying certainty." "Cheap isn't what you want. That level of cheap is you just asking for problems. We know our product." "It's about building long-term partnerships. If you do something well with a developer or customer or main contractor, you're going to use them again." HOST BIOS Jonathan is a property developer and entrepreneur with a background in finance and construction. Originally from South Africa, he holds degrees in Accounting and Auditin...

35: Why You Don’t Always Need to Build

Jan 19, 2026 27 min

In this episode, Jonathan and Kieron debunk the common myth that being a property developer requires you to actually build houses. They break down the full development lifecycle, from sourcing land to securing planning permission, and explain why ‘building’ is actually just one of several potential exit strategies. The duo discuss the benefits of exiting early, such as selling sites with planning permission to reduce risk, and why the old ‘rule of thirds’ for calculating profit no longer applies in today’s market. KEY TAKEAWAYS Construction is often the last stage of development, and you do not have to undertake it to be successful; many developers specialise solely in sourcing land and achieving ‘planning gain’ before selling the site. While building out a site typically offers the highest profit margin, it also carries the most risk regarding construction costs and market changes. Selling a site with planning permission is a ‘shorter game’ that allows you to realise profit sooner with less exposure. The old rule of thumb (33% land cost, 33% build cost, 33% profit) is outdated. A more realistic breakdown today is often 20% purchase price, 50% build costs, 20% profit, and 10% finance/anomalies. When working with investors, treat the planning approval stage as a checkpoint. This gives everyone the option to decide whether to sell the site and take the profit now or proceed to the construction phase. Successful development requires the ability to pivot. You might intend to build, but personal circumstances or market conditions might make selling the site (‘flipping’) a smarter financial move at the time. BEST MOMENTS "In reality, building is often the last stage in property development. There are multiple exits before you actually get to start building." "Some people just specialise as property developers in planning gain. They find a piece of land, sort out the planning, and then sell it on to another developer." "Building is ultimately just one method of...

34: Alter Architects - Designing for Developers. Architecture That Builds The Purpose of Place

Jan 12, 2026 55 min

Today, Jonathan and Kieron welcome Grant Shepherd from Alter Architects. Grant shares his journey from landscape designer to architect, detailing his experiences working with various property developers and the importance of collaboration in the industry. They discuss the nuances of architectural design, the significance of effective communication between architects and developers, and the challenges of balancing creativity with budget constraints. KEY TAKEAWAYS Successful property development relies on effective collaboration between architects and developers. Understanding each other's perspectives and terminologies can lead to better project outcomes. Decisions made in the early stages of a project significantly impact the final build cost and overall success. It's essential to assemble the right team and establish clear communication from the outset. Creating spaces that foster community engagement and cater to the needs of residents, especially youth, is vital. Good architecture should not only focus on aesthetics but also on enhancing the quality of life for users. Familiarity with local and national planning policies is critical for architects. This knowledge helps navigate the complexities of securing planning approvals and ensures that projects align with regulatory requirements. Efficient layouts and thoughtful design can add value to a project. Architects should focus on maximising space and functionality while being mindful of budget constraints, ensuring that designs are both practical and appealing. BEST MOMENTS "For us, that was second nature. We grew up with a father who was very creative and he was a landscape gardener." "I think the key thing is that what we come across a lot is that developers don't want to do measured surveys." "I think the critical thing is that those buildings are good returns." "You are the maker of dreams. You are turning their ideas and wishes and wants into reality." VALUABLE RESOURCES https://alterarchitects.c...

33: Top 10 Challenges in Property Development - Part 10: Mindset and Resilience

Jan 5, 2026 27 min

In this episode, Jonathan and Kieron delve into the often-overlooked challenge of mindset in property development. As they wrap up their mini-series on the Top 10 Challenges developers face, they emphasise the importance of resilience, mental health, and the ability to navigate pressure in the industry. The duo discusses the significance of setting goals, managing risks, and the value of having a supportive team and mentors. KEY TAKEAWAYS Success in property development heavily relies on having a positive mindset and the ability to navigate pressure and challenges. Developers must cultivate resilience to handle the stresses and uncertainties of the industry. Property development involves managing and mitigating risks rather than avoiding them. It's essential to assess risks for each development and make calculated decisions to move forward. Building a strong team and network is crucial. Collaborating with experienced professionals, mentors, and peers can provide support, guidance, and different perspectives, which are vital for overcoming challenges. Developers need to prioritise their mental and physical health. Taking breaks, engaging in hobbies, and maintaining a healthy lifestyle can help manage stress and prevent burnout. Each development project serves as a learning opportunity. By reflecting on past challenges and successes, developers can improve their decision-making and approach future projects with greater confidence. BEST MOMENTS "You don't build houses before you build resilience." "Success in development isn't about avoiding pressure. It's about learning to perform under it." "It's about how you deal with setbacks. There's always going to be a solution." "You need to have that kind of resilience. If something goes wrong, it's how can you bounce back from that quickly." "You can't just stick your head in the sand because that's never going to attract investment." HOST BIOS Jonathan is a property developer and entrepreneur with a backgroun...

32: Top 10 Goal-Setting Tips for Property Developers in 2026

Dec 29, 2025 27 min

In this final episode of 2025, Jonathan and Kieron reflect on the lessons learned from the past year, and discuss their goals for 2026. They explore various goal-setting strategies, including the SMART framework and the significance of behaviour goals, while also addressing the challenges of instant gratification in today's society. They also share insights on effective networking, building a strong team, and the necessity of reviewing progress regularly. KEY TAKEAWAYS Emphasising the importance of setting realistic and achievable goals, particularly in property development, while also recognising the need for flexibility and adaptability in timelines. Focusing on activity-based goals, such as analysing a certain number of sites per week and attending networking events, to drive results rather than solely concentrating on outcome goals. Highlighting the significance of building a strong network and team, including finding the right professionals to collaborate with, which can enhance the success of property development projects. Encouraging regular reviews of progress and adjustments to goals, as well as celebrating small wins to maintain motivation and recognise achievements throughout the year. Advocating for a life-work balance where personal life takes precedence, and work is structured around it, ensuring that enjoyment and fulfillment are prioritised in both professional and personal endeavours. BEST MOMENTS "2025 taught us a lot. It's kind of taking those lessons and making sure we don't make the same mistakes, but actually growing and scaling from that." "You need to have certain activity goals that you need to be doing, analysing 10 sites per week to be able to submit a certain number of offers per month." "You want to be a yes man, but this is also quite a hard thing because people don't know, until you know, you don't know how far is too far." "Celebrate your small wins. A lot of people don't celebrate. We do a fist bump and then we kind of mo...

31: 2025 in Review: Our Biggest Wins, Mistakes & Lessons

Dec 22, 2025 26 min

Today, Kieron and Jonathan take a look back at the challenges, lessons, and successes of their 2025 as they approach the Christmas season. They discuss their ambitious goals for the year, including various development projects such as Woodlands Ponsanooth, St. James Court, and Luxstowe House, while sharing insights on navigating the complexities of property development. The duo highlights the importance of building strong relationships with investors and landowners, as well as the value of collaboration in overcoming obstacles. They also touch on the launch of their podcast, plans for a Property Developers Bootcamp, and the expansion of their media company, POM Media. KEY TAKEAWAYS It's important to take time to reflect on the past year, assessing both successes and challenges. This practice can provide valuable insights and help in setting future goals. Managing multiple development projects can be complex, especially when dealing with issues like planning, financing, and unforeseen complications such as contamination testing. Patience and adaptability are crucial. Strengthening relationships with existing investors and building new ones has been beneficial. Engaging with investors through site visits can help validate project potential and foster trust. The launch of new initiatives, such as a podcast and a property developers bootcamp, has expanded outreach and provided additional resources for aspiring developers. Collaboration and leveraging team skills are essential for growth. The construction industry has faced challenges due to economic uncertainty and market stagnation. Staying positive and proactive in building relationships and seeking opportunities is vital for navigating these conditions. BEST MOMENTS "2025 was a year full of challenge, uncertainty, opportunity, and growth. Today we're breaking down how it was for us and what we've learned from it." "The bloody refinancing process has taken its toll, hasn't it? It's taken ages, hasn't it? Eve...

30: Top 10 Challenges in Property Development - Part 9: Dealing with NIMBYs & Community Engagement

Dec 15, 2025 29 min

Today, Jonathan and Kieron delve into the ninth challenge property developers face: dealing with NIMBYs (Not In My Backyard), community and stakeholder engagement, and turning objections into opportunities. They discuss the importance of proactive community engagement, emphasising that it's not just a tick-box exercise but a crucial part of the development process. They highlight the value of early consultations with local councils and stakeholders to mitigate potential conflicts and foster goodwill. KEY TAKEAWAYS Engaging with the community early in the development process is crucial. Developers should proactively communicate their plans to local residents and stakeholders to mitigate objections and foster goodwill. Developers need to comprehend the psychology behind NIMBY (Not In My Backyard) sentiments. Many objections stem from emotional attachments to views or local character, and addressing these concerns can help in gaining community support. By holding public consultations and providing clear information about developments, developers can manage the narrative surrounding their projects. This proactive approach helps counter negative speculation on social media and builds a positive perception. Utilising visual aids such as CGI and 3D walkthroughs can help residents better understand proposed developments. This transparency can alleviate fears and misconceptions about how a project will impact their surroundings. Developers should communicate the broader benefits of their projects, such as affordable housing and public realm improvements. By showcasing how developments contribute to the community, they can shift the focus from objections to positive outcomes. BEST MOMENTS "Objections can derail timelines, you know, planning approvals and finance." "It's trying to find that balance from a developer's point of view, you're trying to create homes for other people, and they're just trying to protect theirs." "If you do these public consultations, you'r...

29: Building Your Future Success with the Property Developers Bootcamp

Dec 8, 2025 33 min

In this episode, Jonathan and Kieron unveil an exciting new initiative: their upcoming Property Developers Bootcamp. Drawing from the feedback received over 28 episodes, they address the common challenges faced by aspiring property developers, such as lack of confidence, knowledge of the industry, and the importance of building a reliable team. The bootcamp aims to provide a structured, hands-on learning experience, offering attendees a clear roadmap to navigate the complexities of property development. KEY TAKEAWAYS Success in property development relies heavily on building a strong team, including architects, planners, contractors, and solicitors. Collaboration and support from experienced professionals can help newcomers navigate the complexities of the industry. A new bootcamp is being introduced to provide hands-on education for aspiring property developers. This program aims to offer a clear roadmap, practical experiences, and networking opportunities to help participants gain confidence and take their first steps in property development. The bootcamp will cover a structured seven-step formula for property development, including site discovery, evaluation, viability assessment, legal engagement, financing, optimisation, and profit management. This comprehensive approach is designed to equip attendees with the necessary skills and knowledge. Many potential developers face fears and uncertainties about starting their journey. The bootcamp aims to address these concerns by providing a supportive environment where participants can learn from real developers and gain insights into overcoming common obstacles. The bootcamp emphasises the importance of networking, allowing attendees to connect with like-minded individuals, potential investors, and industry professionals. Building relationships in this environment can lead to joint ventures and collaborative opportunities in the future. BEST MOMENTS "Property development is a team sport. You need to have peop...

28: Top 10 Challenges in Property Development - Part 8: Design, Sustainability & Value Engineering

Dec 1, 2025 47 min

In this episode, Jonathan and Kieron delve into the top challenges faced by property developers, focusing on the critical themes of design, sustainability, and value engineering: Building Smart, Not Expensive. They discuss the importance of balancing aesthetic appeal with budget constraints, emphasising the need for effective collaboration between architects and contractors from the outset. KEY TAKEAWAYS Design and Budget Alignment: Property developers must ensure that architectural designs align with budget constraints from the very beginning. Collaboration with Architects and Contractors: Developers should involve architects and main contractors in discussions about design and materials early on. Value Engineering: Value engineering is about optimising design choices to enhance value without compromising quality. It involves making informed decisions about materials and construction methods that can save costs while still meeting design and sustainability goals. Understanding Market Needs: Developers must be aware of the target market and design properties that meet the needs and preferences of potential buyers. Sustainability Considerations: As building regulations evolve towards sustainability, developers need to incorporate energy-efficient systems and materials into their designs. BEST MOMENTS "Over-design, the silent profit killer. Architects often design for beauty, not budget. Designing for their own portfolios, their own ego." "Value engineering isn't downgrading. It's optimising and making the best use of what you've got." "Good design adds value. Overdesign destroys profit." "You need to be that person who is orchestrating, bringing a QS with you to maybe have a sit-down as we do." "Every line on a drawing either adds value or adds cost; your job is to know the difference." HOST BIOS Jonathan is a property developer and entrepreneur with a background in finance and construction. Originally from South Africa, he holds degrees in A...

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77: Evolving From Flips & BRRR to Developments: Bigger Profits, Smarter Taxes

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Podcast details

Created by: Jonathan Stobbs & Kieron Shepherd
Status: Active
Latest episode: Nov 9, 2026
Episodes: 78
Release period: Weekly
Avg. episode length: 32 min
Explicit: No
Language: English

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